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How to buy property in Dubai in 2026: who can buy, the full costs on an AED 1.5m flat, mortgages, the resale steps and the Golden Visa.
Written and reviewed by Live Dubai’s Marketing Team · Last reviewed
In short
Foreign buyers can own freehold property in Dubai’s designated areas, with no residency needed. Budget roughly 7% to 10% of the price on top for fees on a resale. A cash resale usually completes in two to four weeks, and a mortgage purchase in four to eight.
This guide is written for UAE residents and overseas buyers, including many from the UK. It covers the rules, the costs, the steps and the checks to make before you pay a deposit.
Non-UAE nationals can buy freehold in areas that Dubai has designated for foreign ownership, under Law No. 7 of 2006. Residents and non-residents can both buy. Buyers must be at least 21.
Freehold areas include Downtown Dubai, Dubai Marina, Business Bay, Palm Jumeirah, JLT and JBR. Several other communities are also on the list, and the lists published online differ. Always confirm the status of a specific property with the Dubai Land Department (DLD) before you commit.
Outside freehold zones, foreigners can usually hold leasehold rights for up to 99 years. Browse communities and homes for sale to compare areas.
Ready homes can be viewed, mortgaged on standard terms and rented out once the transfer is done. Off-plan homes are bought from a developer before completion, usually on a payment plan. They carry delivery risk but can need less cash up front.
Off-plan is covered in detail on our off-plan page, and you can compare builders on our developers page. The rest of this guide focuses on resale, with off-plan steps below.
Plan for 7% to 10% of the price in fees on a standard resale, before your deposit or down payment. The largest items are the DLD transfer fee and agency commission. Fees vary by lender, developer and property.
| Cost | Typical amount | Notes |
|---|---|---|
| DLD transfer fee | 4% of price | Usually paid by the buyer; cannot be financed |
| Trustee office fee | AED 4,000 + 5% VAT (AED 4,200) | AED 2,000 + VAT below AED 500,000 |
| Title deed and DLD admin | About AED 250 to 1,000* | Small fixed fees |
| Agency commission | About 2% + 5% VAT | Negotiable |
| Developer NOC | AED 500 to 5,000 | Set by the developer |
| Mortgage registration | 0.25% of loan + about AED 290 | Only if financing |
| Valuation fee | AED 2,500 to 3,500 + 5% VAT | Only if financing |
| Bank arrangement fee | About 0.5% to 1% of loan + VAT | Only if financing; often waived or discounted |
| Legal or conveyancing | AED 5,000 to 10,000 or more | Optional |
This example assumes a UAE-resident buyer borrowing 80% (AED 1.2m) on a first home. It uses mid-range figures and leaves out the bank arrangement fee and optional legal costs.
| Item | AED |
|---|---|
| DLD transfer fee (4%) | 60,000 |
| Trustee office fee (incl. VAT) | 4,200 |
| Title deed and DLD admin (upper end) | 1,000 |
| Agency commission 2% + VAT | 31,500 |
| Developer NOC (mid-range) | 2,500 |
| Mortgage registration (0.25% + 290) | 3,290 |
| Valuation fee (3,000 + VAT) | 3,150 |
| Total fees | 105,640 |
That is about 7.0% of the price. A cash buyer skips the last two lines and pays about AED 99,200, or 6.6%.
With a mortgage, the down payment is AED 300,000. Cash needed on top of the price is therefore about AED 405,640, plus any arrangement fee. Fees and the NOC amount change by lender and developer, so ask for a written estimate.
Banks lend to residents and non-residents, but at different levels. The usual loan-to-value (LTV) limits are below.
| Buyer | Typical maximum LTV |
|---|---|
| UAE resident expatriate, first home under AED 5m | Up to 80% |
| Non-resident | About 50% to 60%* |
| Off-plan, any buyer | 50% |
Lenders differ on non-resident LTV, and some go higher. Treat 50% to 60% as a planning figure and confirm with each bank. Second properties need a larger down payment, with 40% quoted for expatriates who already hold a mortgage.
Since 1 February 2025, banks no longer finance the DLD fee or the agency commission. You must pay both in cash. Other points to expect:
Pre-approval takes about three to five working days and usually lasts 60 to 90 days. It shows your budget before you make an offer. Try our mortgage calculator for monthly payments.
| Route | Typical timeline |
|---|---|
| Cash purchase | 2 to 4 weeks* |
| Mortgage purchase | 4 to 8 weeks* |
If you cannot attend, a power of attorney lets a representative act. Wording must match the steps, or banks and trustee offices may reject it. UK buyers can read more on buying Dubai property from the UK.
Off-plan sales follow a different path:
A 60/40 plan is the common default: 60% during construction and 40% at handover. Some developers offer post-handover plans. Delivery dates can slip, and the law sets no automatic compensation, so check the developer’s record.
A property worth at least AED 2m can qualify you for a 10-year Golden Visa. The DLD may rely on its own valuation rather than the purchase price. For joint owners, each person’s share must reach AED 2m.
Mortgaged property can qualify with a bank no-objection letter. Off-plan units can qualify with an Oqood certificate. Government fees are about AED 9,885*. We help clients with applications; details are on our Golden Visa and owner services page.
Your title deed is issued electronically and should be stored safely. Then set up utilities and insurance. Typical costs are a refundable DEWA deposit of about AED 2,000 for an apartment (AED 4,000 for a villa), a connection fee of about AED 130 and basic home insurance of about AED 1,000 a year*.
Service charges are payable to the building. If you will let the home, a manager can handle tenants, maintenance and rent collection. See our property management in Dubai page.
Yes. Nationality and residency are not required, provided the property is in a designated freehold area and you are at least 21. You need a valid passport.
Budget 7% to 10% of the price for a resale. On an AED 1.5m flat with a mortgage, our example comes to about AED 105,640.
A cash resale takes about two to four weeks. With a mortgage, allow four to eight weeks. Off-plan buys complete at signing and Oqood registration, but the home arrives at handover.
Yes, with a power of attorney. A representative completes the transfer at the trustee office for you.
Not by itself. A property worth AED 2m or more can qualify you for a Golden Visa, subject to DLD valuation and approval.
Live Dubai International is a family-run firm, established in 2003, with offices in Barsha Heights (Dubai) and London. We handle sales, leasing, property management, renovation, off-plan and Golden Visa and owner services. We let and manage homes all over Dubai.
For a fee estimate on a specific home, call +971 4 432 3920 or message us on WhatsApp at +971 52 653 7538. You can also see homes for sale or use our contact page.
* Figures marked with an asterisk vary between providers or may change. Please check the current position with us, or with the relevant authority, before relying on them.
Written by Live Dubai International, family-run estate agents and property managers in Dubai since 2003, with an office in London (licence 601049 · RERA ORN 1219). General information, not legal, tax or financial advice. Rules change, so check the sources or ask us before you act.
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